Maintenance Troubleshooting Guide

A certain amount of caretaking is your responsibility. You are expected to handle some routine maintenance and basic care issues on your own, while repairs and more complicated maintenance are included in your rent.  Your negligence, or failure to take reasonable care of the unit and its facilities can result in costly mistakes. This section is designed to provide some guidance on what basic care you may be responsible for. Your lease will also contain some more information. 

Please take a look at this list and attempt the solutions suggested PRIOR to submitting a maintenance request.  If a maintenance technician determines that the issue could have been resolved with reasonable care or troubleshooting then you will be charged for the service call.

If you have a disposal make sure to run it prior to starting your dishwasher. Dishes should be cleared of large food debris prior to placing them in the dishwasher. If you’re not one to use a dishwasher, please make sure to run it at least once per week. Long periods of inactivity can actually cause damage to the appliance.

• Full loss of power should be reported to your utility provider. 

• Loss of power in part of your home: check the corresponding circuit breaker to ensure it is in the on position. Flip it entirely to the off position, then back to the on position. 

• Blown fuse, remove it and take it to the store to purchase a replacement. 

• Outlets near water (kitchen, baths) or outside will most likely be GFCI and have a “Reset/Test” button. See if reset restores power. Some homes have a GFCI master on the panel box. Some homes may have all bathrooms on one GFCI or all exterior outlets on one GFCI.

• Sometimes a light switch controls outlets. If you have one outlet that isn’t working, try to plug in a lamp, then try the light switch to test this out.

Air filters must be changed monthly to prevent HVAC issues. At move in, please make sure to locate where to change your filter and what size you need. Media filters require less frequent changes. Water filters in a fridge are the tenant’s responsibility. Should the filter light come on you are responsible for changing it. This must be changed prior to move-out.

It is the resident’s responsibility to have their chimney inspected, then cleaned annually, if they wish to use the fireplace. Receipt of chimney cleaning and inspection will be required at move-out.

Flat cooktops easily accumulate burnt and cooked-on food items. These can very quickly become an issue that is difficult to address. Make sure to wipe up any spills immediately after you spot them, once the stove has cooled down. Use specific stove top cleaners and polishes, only. You will be responsible for cleaning any residue at move out, as well as any scratches from using incorrect products.

Only place biodegradable food waste into the disposal. Do not treat it as a "garbage" disposal or put bones, fibrous vegetables, skins, grease, or other similar items into the disposal. For proper operation make sure that water is on, and small items are fed slowly into the machine. Leave the water on for a few seconds after you are done to clear everything out. If your disposal stops working and makes a humming noise, please attempt to restart using the button on the underside of the unit (this requires a key, if you don’t have one please let us know).

Residents must take care to avoid frozen pipes. Should pipes freeze or burst as a result of inaction of the resident, repairs will be at their cost. If your house has a history of freezing pipes it should be noted in your lease and you’ll need to be particularly vigilant. In either event, please follow the guidelines below.

Preventing Your Water Pipes From Freezing:

• Do not leave doors or windows open for any purpose other than entering or exiting.

• Disconnect outside hoses from the faucet.

• Turn off water supply to outside spigot.

• Heat must remain at 65 degrees or warmer. The heat from your home assists with the prevention of frozen water lines that run through the exterior walls and ceiling.

• On pipes vulnerable to freeze: Let a small amount of water drip from your faucets overnight to minimize the risk of water freezing and the pipe bursting due to the pressure of the expanding ice.

• When letting water drip, consider placing a large bowl to catch the clean water for your household use. Be sure nothing is obstructing the drain in case the bowl overflows

• Open kitchen or bathroom cabinet doors to allow heat to reach pipes.

• Wrap or insulate any exposed pipes. You can also use heat tape. Seal air leaks that may let in cold air.

• Keep your water meter box lid closed to prevent the meter from freezing. 

• If your house has a crawl space, make sure you close your vents located in the foundation wall to prevent the pipes under your house from being exposed to the frigid air.

• Place a space heater in the crawl space on extra cold nights

• Water damage from broken pipes is very costly, do your part to prevent it!

If Your Pipes Freeze:

• If your pipes freeze, open the cold water faucet nearest the frozen pipe to relieve the pressure of the expanding ice that may cause a pipe to burst.

• Thawing a frozen pipe: Be very careful trying to thaw a frozen pipe! Gentle heat from a light bulb, hair dryer or heat tape is best. Start by warming the pipe as close to the faucet as possible, working toward the coldest section of pipe. If the pipe is already cracked from freezing, as the water thaws it may begin to spray out, risking danger of electrocution if it sprays the appliance you are using for thawing. Do not use a torch or open flame to thaw pipes!

• Find your water main cut-off valve: Find this valve now! If water is pouring into your house from a broken pipe, you will need to know where this valve is. Locate the water cut-off valve, mark it and make sure everyone in the house knows where it is. Most main water cut-off valves are located on the wall where the water enters the house or near the washing machine or hot water heater.

• If a garage door is not working, check the battery on the remote

• Check to ensure the lasers at the interior base of the garage door are aligned. The light will be red when out of alignment, and green when properly aligned.

• If you lose your garage door remote, you can buy a new generic remote and sync it

• Check to ensure the thermostat is in the proper position (“Auto” is usually the ideal setting). 

• Ensure that air filters are replaced, on schedule. A dirty filter can cause a system to fail.

• The thermostat battery needs to be changed if it appears dead, or indicates “Low Bat”

• Sometimes there is a power switch nearby the appliance. Switches for a furnace are frequently red as an easy indicator.

• If you have a gas fireplace please follow instructions indicated inside the paneling of the fireplace to light the pilot light.

• Frozen Compressor: Turn the system off, wait for it to defrost, then try it again. Notify us, as it will need service.

• Consider closing the damper/or vents in rooms you don’t use regularly to improve energy efficiency.  If you have just moved into a home, you may want to check on this.

• In the event of a leak, try to identify where it is coming from. Water can come from rain, air conditioner, boiler, water heater, water supply lines, toilets, or waste lines.

• If you can, turn off the water asap.

• Clean it up as best as possible to prevent further damage.

• Notify us immediately - this is an emergency.

Replacing light bulbs (including exterior) is the resident’s responsibility. Please make sure you are replacing bulbs with like bulbs. Should you have any bulbs you cannot reach, we are happy to send someone to help, at your expense. All bulbs must be working at move-out.

During regular hours a key can be picked up and borrowed from our leasing office at no charge to the resident. This key must be returned within 24 hours, but can be dropped in our after hours box if necessary. You will be required to verify your identity before a key is issued and only residents on the lease are able to request a key. Braden Property does not provide after hours lock out service. Should you be locked out and need to call a locksmith, we recommend Albemarle Lock and Safe,  434-977-5397. You are welcome to use another professional locksmith.

Residents are responsible for keeping open shower, tub, and sink drains, toilets and other plumbing fixtures. Any blockage caused by the resident will be remedied by management at the cost of the resident. This includes, but is not limited to hair clogs, food blockages, improper use of disposal or dishwasher, and foreign object obstructions.

• Drains slow, or not draining: attempt a home remedy such as baking soda and vinegar, followed by hot water, and repeat, before trying drano. Drano can damage pipes. Plungers and snakes can also be used to clear slow and clogged drains. 

• Attempt to clear toilet clogs with a plunger.

• Running toilet: turn off the supply valve until it can be serviced.

Your home is considered pest free unless you report a problem immediately after move-in. After this the resident is responsible for the prevention of any infestation (roaches, ants, fleas, mice, bed bugs, etc…). Should an issue arise we are happy to take care of it, but it will be at the resident’s expense. If you suspect you have fleas or bed bugs you must report these immediately and they require professional treatment. If left untreated these types of insects can spread rapidly.

It is the resident's responsibility to ensure batteries are replaced and smoke detectors remain working for the length of residency. Please test these regularly for your safety and the protection of the property.  An intermittent beeping indicates that your battery is running low and should be replaced. If you suspect your smoke detector is no longer working, please contact us immediately.  If applicable, you are also responsible for replacing batteries in a carbon monoxide detector.

Residents are responsible for yard maintenance unless the lease states explicitly that it is included. Yard maintenance includes: weekly mowing during growing season, weed eating, leaf removal, snow removal, and trimming of bushes. If a yard is not maintained properly by the resident, management reserves the right to hire a company at the expense of the resident. No new garden spots or large scale changes are allowed without written permission.

Residents are responsible for clearing snow unless otherwise stated in your lease.